Moving to Bellevue in 2026: Cost of Living, Housing, and What to Know
Bellevue is Nebraska’s oldest city, founded in 1855, and today it’s the state’s third-largest city with a population of about 64,000, sitting directly south of Omaha along the Missouri River. Its identity is inseparable from Offutt Air Force Base, home to U.S. Strategic Command, which employs roughly 10,000 military and civilian workers and pumps $3.6 billion annually into the regional economy. The median home price in Bellevue is $230,000 — making it one of the most affordable communities in the Omaha metro for buyers looking at purchasing a home.
Bellevue offers a suburban lifestyle with quick access to Omaha’s job market, restaurants, and entertainment. The commute to downtown Omaha takes 20–25 minutes via Kennedy Freeway. For military families, DOD civilians, and budget-conscious buyers, Bellevue is hard to beat on value. Try our mortgage calculator to see what $230,000 looks like in monthly payments.
Bellevue at a Glance
| Metric | Value |
|---|---|
| City Population (2025 est.) | 64,000 |
| Median Household Income | $72,500 |
| Median Home Price | $230,000 |
| Median Rent (2BR) | $1,050/mo |
| Property Tax Rate | 1.68% |
| Unemployment Rate | 2.6% |
| Average Commute | 22 minutes |
| Year Founded | 1855 (oldest city in Nebraska) |
Cost of Living in Bellevue
Bellevue’s cost of living runs roughly 12% below the national average. The major advantage is housing — a three-bedroom home in a solid Bellevue neighborhood costs $220,000–$280,000, which is $35,000–$50,000 less than comparable homes in west Omaha. Property taxes are slightly lower than Omaha at an effective rate of 1.68%.
Military families get additional savings through on-base housing options and the commissary at Offutt. BAH (Basic Allowance for Housing) for an E-5 with dependents in the Omaha-Bellevue area is about $1,560/month in 2026, which covers a mortgage payment on a home up to roughly $260,000 with 5% down.
| Expense | Bellevue | Omaha | National Average |
|---|---|---|---|
| Median Home Price | $230,000 | $265,000 | $412,000 |
| Median Rent (2BR) | $1,050 | $1,150 | $1,540 |
| Utilities (monthly) | $180 | $185 | $210 |
| Property Tax (on median home) | $3,864 | $4,585 | $2,690 |
Use the property tax calculator to estimate your annual tax bill based on Bellevue’s rates and your target home price.
Neighborhoods and Where to Buy
Olde Towne Bellevue: The historic downtown along Mission Avenue. Charming older homes (1940s–1970s) sell for $160,000–$210,000. The area has restaurants, antique shops, and the Fontenelle Forest nature center nearby. Character and affordability are the draws.
Twin Ridge: A well-maintained neighborhood near Offutt’s main gate. Three-bedroom homes go for $200,000–$260,000. Popular with military families for its proximity to the base. Schools in this area feed into Bellevue Public Schools’ higher-rated buildings.
Fairview/Haworth: Newer developments south of Cornhusker Road with homes from $250,000–$340,000. Haworth Park along the Missouri River provides recreation. This is where most new construction is happening.
Lakeview: A subdivision near Haworth Park with 1980s–2000s homes priced at $220,000–$290,000. Large lots and mature trees give it a settled suburban feel. Access to the Keystone Trail system is a plus.
Capehart: A former military housing neighborhood that was privatized and sold to civilian buyers. Homes here sell for $170,000–$220,000 and are solid starter options. The neighborhood is close to Offutt and has a tight-knit community feel.
Job Market and Economy
Offutt Air Force Base dominates Bellevue’s economy. USSTRATCOM’s presence draws defense contractors including Northrop Grumman, Raytheon, Leidos, and SAIC, all of which maintain offices near the base. Cleared defense jobs in cybersecurity, intelligence analysis, and IT pay $85,000–$130,000.
Beyond the military, Bellevue residents commute to jobs across the Omaha metro. The drive to downtown Omaha takes 20 minutes, and the west Omaha business corridor is 25–30 minutes away. Bellevue University, a private institution focused on adult learners, employs about 700 people locally.
The city has worked to diversify its retail and commercial base along Galvin Road and the Highway 370 corridor. New commercial developments have added restaurants, medical offices, and retail jobs over the past five years.
Schools and Education
Bellevue Public Schools (BPS) serves about 10,000 students. The district operates two high schools: Bellevue East and Bellevue West. Bellevue West has a stronger academic reputation and a 90% graduation rate. The district spends about $12,800 per student annually.
Elementary schools like Birchcrest, Peter Sarpy, and Avery rate well with parents. Use our rent affordability calculator for detailed numbers. BPS has invested in STEM programming at the middle school level, and the district’s career academy offers vocational training in healthcare, IT, and skilled trades.
Some Bellevue neighborhoods on the northern edge are zoned for Papillion-La Vista Public Schools, which consistently ranks among the top three districts in the metro area. Check boundary maps carefully before buying — the district assignment can significantly affect home values.
Transportation and Getting Around
Kennedy Freeway (US-75) is Bellevue’s main artery, connecting to downtown Omaha in 20 minutes. Highway 370 runs east-west across the city and connects to I-80 at the western interchange. Traffic is manageable — even during peak hours, commutes rarely exceed 30 minutes to most Omaha destinations.
Bellevue’s location gives it easy access to major shopping and entertainment without the traffic congestion of larger suburbs. A trip to the Henry Doorly Zoo takes 20 minutes. The Old Market entertainment district in downtown Omaha is 25 minutes away. Werner Park (home of the Omaha Storm Chasers minor league baseball team) is in neighboring Papillion, a 10-minute drive.
Metro Transit bus service is limited in Bellevue. A few routes connect to Omaha’s transit network, but frequencies are low. Nearly all residents drive. Eppley Airfield in north Omaha is a 35-minute drive from most Bellevue neighborhoods.
The Keystone Trail passes through Bellevue and connects to the greater Omaha trail system, offering 22+ miles of paved multi-use path. Fontenelle Forest, just east of the city, has 26 miles of hiking trails and a canopy boardwalk.
Recreation and Outdoor Activities
Bellevue punches well above its weight for outdoor recreation. Fontenelle Forest, a 1,400-acre nature preserve on the city’s eastern edge along the Missouri River, has 26 miles of hiking trails and a raised boardwalk through old-growth forest — one of the few old-growth forests left in the Great Plains. Annual memberships run $55 per individual or $80 per family. The adjacent Neale Woods Nature Center adds another 9 miles of trails on the bluffs above the river.
The Keystone Trail, a paved multi-use path, runs through Bellevue and connects to the greater Omaha trail network. You can bike from Bellevue to downtown Omaha — about 15 miles one way. Haworth Park along the Missouri River offers picnic shelters, boat ramps, and fishing access. The park regularly hosts community events from May through September.
Youth sports are a centerpiece of family life here. Bellevue Youth Sports Complex has fields for baseball, softball, soccer, and football. The Lied Activity Center near Offutt offers an indoor pool, gym, and fitness classes. For golf, Willow Lakes Golf Course is a well-maintained 18-hole public course with greens fees of $30–$42.
Dining and Shopping
Bellevue’s dining options are solid for everyday meals but limited for special occasions. Fort Crook Road and Galvin Road have the usual chain restaurants plus a handful of local spots. The Olde Towne area has a few independent restaurants and a growing brewery scene. For a broader dining experience, downtown Omaha’s Old Market and Benson neighborhoods are a 20-minute drive.
Shopping centers along the Highway 370 corridor include big-box retailers like Target, Walmart, and Hy-Vee. The Shadow Lake Towne Center in neighboring Papillion (a 10-minute drive) is the closest major retail destination with 60+ stores. Nebraska Furniture Mart in west Omaha — the largest furniture store in the country — is about 25 minutes away.
Pros and Cons of Living in Bellevue
| Pros | Cons |
|---|---|
| $35,000 cheaper than Omaha median | Economy heavily dependent on Offutt AFB |
| Strong job market in defense sector | Limited dining and nightlife options |
| Quick commute to Omaha (20 min) | Older housing stock in some areas |
| Fontenelle Forest and trail access | No public transit to speak of |
| Tight-knit military community | Aircraft noise near Offutt flight path |
| Lower property tax rate than Omaha | Limited retail and shopping |
Compare With Other States
Considering other markets? Here’s how other states compare:
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- Moving to South Bend IN in 2026: Cost of Living, Housing, and What to Know
Frequently Asked Questions
Is Bellevue NE a good place to buy a home?
Bellevue offers the best value in the Omaha metro. The median home price of $230,000 is $35,000 below Omaha proper, and you still get access to the full metro job market with a 20-minute commute. For military families and defense workers, the proximity to Offutt makes it the obvious choice. Estimate your costs with our closing cost calculator.
Is Bellevue safe?
Bellevue’s crime rate is about 35% below the national average for violent crime and 20% below for property crime. The military population contributes to a stable, orderly community. The safest areas are the newer subdivisions in south Bellevue and the neighborhoods adjacent to Offutt’s main gate.
What’s the commute from Bellevue to Omaha like?
Kennedy Freeway (US-75) takes you to downtown Omaha in 20 minutes during normal traffic. Rush hour adds 5–10 minutes. West Omaha destinations near 120th Street take 25–30 minutes. The commute is straightforward and predictable compared to larger metros.
Are Bellevue schools good?
Bellevue Public Schools are above average for the state. Bellevue West High School has a 90% graduation rate and solid AP offerings. Some northern Bellevue neighborhoods fall within the Papillion-La Vista district, which is even higher-rated. Check your specific address against district boundaries before making an offer on a home.
What happens to Bellevue if Offutt AFB closes?
It’s extremely unlikely. Offutt houses USSTRATCOM, the nation’s nuclear command and control center. The base survived every round of BRAC (Base Realignment and Closure) and received a $1.3 billion upgrade to its Command and Control facility. However, the city’s economic concentration around the base is a valid concern for long-term investors, which is why Bellevue has actively pursued commercial development along Highway 370.
What are Bellevue’s property taxes like?
Bellevue’s effective property tax rate is about 1.68%, slightly below Omaha’s 1.73%. On a $230,000 home, that works out to $3,864 per year. That’s higher than the national average but lower than what you’d pay on a comparable home in Omaha ($4,585 on a $265,000 home). The difference reflects Sarpy County’s slightly lower combined levy rate compared to Douglas County. Nebraska’s high property taxes fund schools, roads, and local services — about 60% of your tax bill goes to the school district. Estimate your specific bill with the property tax calculator.
Is Bellevue good for retirees?
Bellevue works well for retirees who want affordable housing near a metro area. The median home price of $230,000 keeps housing costs low, and the proximity to Omaha’s healthcare systems (including UNMC, a nationally ranked medical center) means specialty care is 20 minutes away. Nebraska exempts Social Security from state income tax, which helps. Qualifying homeowners age 65+ can apply for the Nebraska homestead exemption, reducing property taxes by 10–100% based on income. Fontenelle Forest and the Keystone Trail provide outdoor activity options. The main drawback is limited walkable amenities — retirees who want to reduce driving may prefer a more urban setting.
How does Bellevue compare to Papillion?
Papillion, just west of Bellevue, has a median home price of $310,000 and the top-rated Papillion-La Vista school district. Bellevue is $80,000 cheaper on median home price but has a slightly lower-rated school district. Families who prioritize schools above all else lean toward Papillion. Buyers focused on value and military ties choose Bellevue. Both cities share the same commute to Omaha jobs. See our home services guide for contractor recommendations in the area.